3 Northolt Gardens, Greenford, UB6 0LS

UPRN:12066756Terrace Property3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: E (51)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£541,000

£514k - £568kHigh

Estimate

£541k

Range

£514k – £568k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

5.48%

Verdict

Derived from HomePortfolio scores

3 Northolt Gardens earns an INVESTIGATE rating with HP Score 72/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (59/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

59/ 100

Moderate

Transit & Bike

Transit 41Bike 60

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +4.8% (HIGH), sold-comps -2.2%, £/sqft -2.3%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 12066756· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 16.1%· as of 23 Oct 2026
Rental economics3.1/40
gross yield 5.5%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2350/mo (range 2150-2600)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 3 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -575/mo, -24% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), unknown days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 3 Nov 2026
Risk & liquidity14.6/15
251 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£386,000£592,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£515,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,150-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £171,550
Net cash flow: -£111/mo
Cash on cash: -0.8%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 12066756Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 16.1%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 2350/mo (range 2150-2600)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 3 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2350/mo (range 2150-2600)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£541,000

Rent Estimate (pcm)£2,350

Gross Yield5.48%

1y Growth-

3y Growth+0.4%

5y Growth+1.1%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0UB6 0LS

Approval Rate

-12mo

Development

low

26/2720
Demolition of rear outbuilding and conversion of 2x self-contained flats into 3x self-contained flats, single storey side extension, first floor side to rear extension, rear dormer extension, 4x front rooflights and 1x rear rooflight, replacement of 1x window to rear elevation, removal of 1x chimney stack, internal reconfiguration, refuse storage to front and cycle storage to rear, creation of 1x vehicle parking space to the front forecourt, addition of side access gate and associated landscaping to front and rear.
Pending
263683PALHE
Single storey (Max 6m deep and Max 3m high) rear extension (42 days Prior Notification Process)
Pending
26/2504
Proposed single storey part rear infill extension to the dwellinghouse.
Pending

View Planning Timeline